Sold Flat

FLAT 5

8 HAMPSTEAD HILL GARDENS, LONDON, LONDON, GREATER LONDON NW3 2PL

1 beds 1 baths 527 sq ft Listed 1 Nov 2022 (-1301d)

£625,000

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# 1 bedroom apartment for sale (NW3 2PL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 8 HAMPSTEAD HILL GARDENS, LONDON, LONDON, GREATER LONDON NW3 2PL |
| Price | £625,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 49 m² |
| Last sold | £151,000 Aug 1998 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £599/year
- **Est. upgrade cost to C:** £12,473

### Recommendations
- B4 (£300 - £600)
- Q (£4,000 - £14,000)
- C (£15 - £30)
- G (£350 - £450)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2424-6111-1751-1261-1561)

## Description

Within this much sort after freestanding red brick purpose-built block, a spacious one bedroom first floor apartment offering Circa 529 Sq. Ft. of internal accommodation.

The property features a bright & airy forward-facing reception, with adjacent separate kitchen, the bedroom is to the rear of the building with bathroom. Access to the property comes from a lift to all floors or a central stairway.

Hampstead Hill Gardens is located on one of the most sought-after residential roads in Hampstead benefiting ease of access to both the Heath & Hampstead Village, within walking distance of the many popular cafes, art galleries and boutiques of Hampstead Village, and within easy reach of Hampstead Underground Hampstead Heath Overground Station

**Chain Free**

## Property Photos

- ![Exterior (Main)](/listings/photos/128618204/330986) - Exterior (Main)
- ![Reception](/listings/photos/128618204/330988) - Reception
- ![Hallway](/listings/photos/128618204/330990) - Hallway
- ![Kitchen](/listings/photos/128618204/330992) - Kitchen
- ![Reception](/listings/photos/128618204/330994) - Reception
- ![Kitchen ](/listings/photos/128618204/330996) - Kitchen 
- ![Bedroom](/listings/photos/128618204/330998) - Bedroom
- ![Bedroom](/listings/photos/128618204/331000) - Bedroom
- ![Bathroom](/listings/photos/128618204/331002) - Bathroom
- ![Other](/listings/photos/128618204/331004) - Other
- ![Entrance HAllway](/listings/photos/128618204/331005) - Entrance HAllway
- ![Other](/listings/photos/128618204/331006) - Other
- ![Other](/listings/photos/128618204/331007) - Other

## Floorplans

- ![Floor plan](/listings/photos/128618204/331008) - Floor plan

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 5 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £151,000 | 07/08/1998 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 FLAT 4 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ | £687,000 | 12/12/2025 | Flat |
| 30 FLAT 8 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH | £1,470,000 | 28/11/2025 | Flat |
| 4 FLAT 1 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH | £2,000,000 | 03/09/2025 | Flat |
| 39B ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ | £905,000 | 20/03/2025 | Flat |
| 3A FLAT 4 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NR | £610,000 | 18/02/2025 | Flat |
| 14 BASEMENT FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT | £532,000 | 22/08/2023 | Flat |
| 14 GROUND FLOOR FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT | £1,250,000 | 08/08/2023 | Flat |
| 21 LOWER GROUND FLOOR FLAT ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ | £950,000 | 12/06/2023 | Flat |
| 12 FLAT 4 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH | £650,000 | 19/12/2022 | Flat |
| 41 FLAT A ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ | £1,340,000 | 16/12/2022 | Flat |
| 29 FLAT 3 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PJ | £1,100,000 | 15/12/2022 | Flat |
| [Same street] 8 FLAT 4 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £844,500 | 28/09/2022 | Flat |
| 29 FLAT 1 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH | £995,000 | 28/09/2022 | Flat |
| 29 FLAT 2 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH | £1,795,000 | 12/07/2022 | Flat |
| 6 FLAT 2 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH | £660,000 | 17/06/2022 | Flat |
| 14 SECOND AND THIRD FLOOR FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT | £953,000 | 20/05/2022 | Flat |
| 19 GROUND FLOOR FLAT POND STREET, LONDON, CAMDEN, GREATER LONDON, NW3 2PN | £315,000 | 15/12/2021 | Flat |
| HAMPSTEAD HILL MANSIONS FLAT 1 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NY | £1,650,000 | 24/11/2021 | Flat |
| [Same street] 16A HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £935,000 | 28/09/2021 | Flat |
| 33 FLAT 5 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PJ | £535,000 | 13/08/2021 | Flat |
| 17 GROUND FLOOR FLAT HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PH | £1,100,000 | 01/07/2021 | Flat |
| 21 2 POND STREET, LONDON, CAMDEN, GREATER LONDON, NW3 2PN | £643,000 | 29/06/2021 | Flat |

**Street average:** £889,750 (2 sales)
**Area average:** £1,007,000 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £1,127,300 (97 Flat, NW3, 2024–2026)
- **Deviation:** -44.6%

## Rental Range

*ONS Price Index of Private Rents (Camden). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,452/mo
- **Realistic:** £2,724/mo
- **Optimistic:** £2,996/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,436/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Rosslyn Hill, NW3 | £2,450/mo | 1 | 0.07 miles | OpenRent |
| Studio Flat, Haverstock Hill, NW3 | £1,390/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Byron Mews, NW3 | £2,400/mo | 1 | 0.28 miles | OpenRent |
| 1 Bed Flat, Constantine Rd, NW3 | £2,090/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Fitzjohns Avenue, NW3 | £2,300/mo | 1 | 0.35 miles | OpenRent |
| Studio Flat, Glenmore Road, NW3 | £1,700/mo | 1 | 0.36 miles | OpenRent |
| 1 Bed Flat, Agincourt Road, NW3 | £2,200/mo | 1 | 0.42 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,500/mo | 1 | 0.63 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,600/mo | 1 | 0.63 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,495/mo | 1 | 0.65 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,450/mo | 1 | 0.65 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,500/mo | 1 | 0.65 miles | OpenRent |
| 1 Bed Flat, Frognal Lane, NW3 | £3,500/mo | 1 | 0.66 miles | OpenRent |
| 1 Bed Flat, Kentish Town, NW5 | £1,700/mo | 1 | 0.7 miles | OpenRent |

**Average rent: £1,948/mo (14 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,700/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.6×
- **Monthly cashflow:** £-956/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £12,755/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 35.9%
- **10y growth:** 24.8%

## House Price Index (HM Land Registry)

*Official index for Camden; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -9.6%
- **5y growth (index):** -3.2%
- **10y growth (index):** -7.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Exterior (Main) Reception Hallway Kitchen Reception Kitchen Bedroom Bedroom Bathroom Other Entrance HAllway Other Other

/ 13

Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

49 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£151,000 Aug 1998

Price per m²

£12,755/m²

Local average

£1,127,300 (-44.6%)

Deprivation

Decile 10 (31,645 of 33,755)

Street crime

800 incidents within 1 mile (Mar 2026)

Key features

Share of Freehold with an underlying lease of 989 Years Remaining
A Prominently Positioned Freestanding Private Block
One Bedroom First Floor Flat
Reception
Separate Kitchen
Bathroom
Lift Access to all Floors
Within Walking Distance to Hampstead Heath & Hampstead Village

Additional details

Garden: Yes

Description

Within this much sort after freestanding red brick purpose-built block, a spacious one bedroom first floor apartment offering Circa 529 Sq. Ft. of internal accommodation.
The property features a bright & airy forward-facing reception, with adjacent separate kitchen, the bedroom is to the rear of the building with bathroom. Access to the property comes from a lift to all floors or a central stairway.

Hampstead Hill Gardens is located on one of the most sought-after residential roads in Hampstead benefiting ease of access to both the Heath & Hampstead Village, within walking distance of the many popular cafes, art galleries and boutiques of Hampstead Village, and within easy reach of Hampstead Underground Hampstead Heath Overground Station

Chain Free

Listed by

Kentish Town - Sales

Oliver's

Reference: 128618204

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 19/09/2024

Current heating cost: £599/year

Potential heating cost: £310/year

Est. upgrade cost to C: £12,473

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Party wall insulation (£300 - £600)
50 mm internal or external wall insulation (£4,000 - £14,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor plan

Price history

Event	Date	Price	% change
Sold	07/08/1998 (27 years ago)	£151,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
15 FLAT 4 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ	£687,000	12/12/2025	Flat
30 FLAT 8 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH	£1,470,000	28/11/2025	Flat
4 FLAT 1 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH	£2,000,000	03/09/2025	Flat
39B ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ	£905,000	20/03/2025	Flat
3A FLAT 4 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NR	£610,000	18/02/2025	Flat
14 BASEMENT FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT	£532,000	22/08/2023	Flat
14 GROUND FLOOR FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT	£1,250,000	08/08/2023	Flat
21 LOWER GROUND FLOOR FLAT ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ	£950,000	12/06/2023	Flat
12 FLAT 4 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH	£650,000	19/12/2022	Flat
41 FLAT A ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 5UJ	£1,340,000	16/12/2022	Flat
29 FLAT 3 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PJ	£1,100,000	15/12/2022	Flat
Same street 8 FLAT 4 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL	£844,500	28/09/2022	Flat
29 FLAT 1 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH	£995,000	28/09/2022	Flat
29 FLAT 2 THURLOW ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 5PH	£1,795,000	12/07/2022	Flat
6 FLAT 2 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PH	£660,000	17/06/2022	Flat
14 SECOND AND THIRD FLOOR FLAT ELDON GROVE, LONDON, CAMDEN, GREATER LONDON, NW3 5PT	£953,000	20/05/2022	Flat
19 GROUND FLOOR FLAT POND STREET, LONDON, CAMDEN, GREATER LONDON, NW3 2PN	£315,000	15/12/2021	Flat
HAMPSTEAD HILL MANSIONS FLAT 1 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NY	£1,650,000	24/11/2021	Flat
Same street 16A HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL	£935,000	28/09/2021	Flat
33 FLAT 5 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PJ	£535,000	13/08/2021	Flat
17 GROUND FLOOR FLAT HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PH	£1,100,000	01/07/2021	Flat
21 2 POND STREET, LONDON, CAMDEN, GREATER LONDON, NW3 2PN	£643,000	29/06/2021	Flat

Street average: £889,750 (2 sales)

Area average: £1,007,000 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 35.9%

10y growth 24.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Camden. Series: Flats and maisonettes. As of February 2026.

1y (index) -9.6%

5y (index) -3.2%

10y (index) -7.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 8 HAMPSTEAD HILL GARDENS FREEHOLD LIMITED (6640309)

Rental Range

Estimated market rent for Camden. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,452/mo

Realistic £2,724/mo

Optimistic £2,996/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW3 2PL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Rosslyn Hill	0.1 miles
Bus stop	Royal Free Hospital	0.1 miles
Shop	Property Divas	0.1 miles
Shop	The Sweet Pea	0.1 miles
Train station	Hampstead Heath	0.2 miles
Train station	Belsize Park	0.3 miles
University	Central Belsize Square	0.5 miles
University	LBS Behaviour Lab	2.0 miles
Hospital	The Portland Hospital	2.5 miles
Hospital	Sleep & Health Clinic	2.5 miles

Street-level crime

Category	Count
Violence and sexual offences	183
Anti-social behaviour	163
Theft from the person	68
Shoplifting	66
Vehicle crime	63
Public order	61
Other theft	54
Burglary	50
Criminal damage and arson	30
Robbery	23
Drugs	22
Other crime	11
Bicycle theft	5
Possession of weapons	1
Total incidents	800

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Hampstead Hill School	Other	0.1 miles	Outstanding — 14 Mar 2018
Maria Montessori School	Other	0.2 miles	Good — 21 Sep 2022
Royal Free Hospital Children's School	Other	0.2 miles	Outstanding — 12 Nov 2019
The Academy School	Other	0.2 miles	Outstanding — 18 Jan 2024
Rosary Catholic Primary School	Primary	0.2 miles	Good — 12 Jun 2012

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Rosslyn Hill, NW3	£2,450/mo	1	0.07 miles	OpenRent
Studio Flat, Haverstock Hill, NW3	£1,390/mo	1	0.24 miles	OpenRent
1 Bed Flat, Byron Mews, NW3	£2,400/mo	1	0.28 miles	OpenRent
1 Bed Flat, Constantine Rd, NW3	£2,090/mo	1	0.35 miles	OpenRent
1 Bed Flat, Fitzjohns Avenue, NW3	£2,300/mo	1	0.35 miles	OpenRent
Studio Flat, Glenmore Road, NW3	£1,700/mo	1	0.36 miles	OpenRent
1 Bed Flat, Agincourt Road, NW3	£2,200/mo	1	0.42 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,500/mo	1	0.63 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,600/mo	1	0.63 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,495/mo	1	0.65 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,450/mo	1	0.65 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,500/mo	1	0.65 miles	OpenRent
1 Bed Flat, Frognal Lane, NW3	£3,500/mo	1	0.66 miles	OpenRent
1 Bed Flat, Kentish Town, NW5	£1,700/mo	1	0.7 miles	OpenRent

Average rent: £1,948/mo (14 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 3.3%

Cost-to-rent ratio 30.6×

Monthly cashflow £-956/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).